1	Neighborhood Stabilization Overlay City Council Briefing September 7, 2005
2	Purpose To update City Council and provide background information regarding the proposed Neighborhood Stabilization Overlay
3	Background Comprehensive Plan identified strong neighborhoods as a critical component to the City of Dallas’ success Comprehensive Plan Workshop focused on tear-downs City Council appointed a Single Family Housing Standards Task Force to explore a broad range of housing development issues
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9	Finding a Balance Concerns vary by neighborhood Site management practices Environmental and drainage Escalating property values price some elderly and middle class families out of neighborhoods Compatibility issues Height Setbacks Garages Paving
10	Finding a Balance Economic Reinvestment in older neighborhoods Increased property values Land Use Modernized housing options Redevelopment is an alternative to sprawl Lessens traffic congestion and commute times
11	Finding a Balance Distinctive neighborhoods Quality of life Desirable housing stock Encouraging quality infill and redevelopment
12	Task Force Recommendation Nested Tools
13	Two Step Process Neighborhood prevailing standards: Standards based on average or prevailing developed conditions. Intended to function as interim regulations while an overlay is developed by the stakeholders. Neighborhood stabilization overlay: Developed by the stakeholders to address concerns. Limited in scope, primary focus – massing and location of the home.
14	Process Overview Petition Near-term neighborhood prevailing standards placed on area (Finite time period) Development and adoption of neighborhood stabilization overlay
15	Provisions Neighborhood Prevailing Standards New homes reflect built environment Compatibility within 500’ Items regulated: Stories Garage access, location and connection Front setbacks Corner side setback Interior setbacks Maximum paving within front and corner side yards
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17	Neighborhood Stabilization Overlay Neighborhood crafts overlay in one-year period Use menu approach May have sub-districts (minimum size per sub-district is one block face) Overlay replaces prevailing neighborhood standards
18	Neighborhood Stabilization Overlay Provisions
19	Neighborhood Stabilization Overlay Provisions
20	What does this accomplish? Immediate near term solution Allows development to continue Available to neighborhoods that want it Stakeholders establish their own standards Motivates work towards overlay
21	Key Issues Minimum area for an overlay Task Force – 1 blockface ZOAC – 3 acres CPC – 50 homes Petition requirement Task Force – 50% +1 ZOAC – 50% +1 CPC – 75% Timing Task Force – 18 months ZOAC – 1 year CPC – 1 year
22	Key Issues Height & Stories Task Force – Allow limitation ZOAC – Allow limitation CPC – Zoning prevails FAR Task Force – Not included ZOAC – Allow limitation CPC – Not included
23	Key Issues Prevailing Standards Uncertainty Enforceability Time period Other CPC Amendments Require a final ballot Shift burden of proof of compatibility from permit applicant to City during prevailing standards
24	Summary Finding a balance Beneficial and reasonable tool Simple and transparent process
25	Next Steps